Phillips Edison & Company, Inc. Q2 Earnings Call Highlights

Phillips Edison reported a strong Q2, with higher FFO, Core FFO and same-center NOI, supported by record occupancy, strong leasing spreads and steady traffic at its grocery-anchored centers. The company raised its 2026 guidance for NAREIT FFO per share, Core FFO per share and same-center NOI growth, reflecting healthy operations and improved tenant credit trends. Management also boosted acquisition targets to $500 million-$600 million for 2026, while continuing to recycle capital through dispositions and develop/redevelop properties with attractive projected yields. Phillips Edison & Company, Inc. reported higher second-quarter funds from operations and same-center net operating income, citing sustained demand for space at its grocery-anchored shopping centers, record in-line occupancy and strong leasing spreads. The company also raised its 2026 outlook for earnings, same-center NOI growth and acquisitions. Chairman and CEO Jeff Edison said the company generated 8.1% year-over-year growth in NAREIT FFO per share, 7.8% growth in Core FFO per share and 3.8% same-center NOI growth during the second quarter. He attributed the performance to occupancy gains, leasing activity, rent spreads and operating execution across the portfolio. “Our centers generated 2% year-over-year traffic growth in June and 2% traffic growth year-to-date,” Edison said, adding that consumers continued to make frequent trips to necessity-based retail destinations despite seeking value. Occupancy and Leasing Reach New Highs President Bob Myers said second-quarter leasing activity reached a record number of leases, while retailer demand showed “no current signs of slowing.” Necessity-based categories such as quick-service and fast-casual restaurants, health and wellness, beauty, fitness, services and medical retail continued to drive activity. The company said 74% of its rent comes from necessity-based goods and services. Portfolio leased occupancy was 97.3%. Leased anchor occupancy was 98.4%. Leased in-line occupancy reached a record 95.5%. Economic in-line occupancy reached a record 94.8%. Comparable renewal rent spreads were 21.2%. Comparable new rent spreads were 33.7%. Annual rent bumps on in-line renewal leases averaged a record 3.1%. Myers said the company retained roughly 90% of its tenants and spent less than $1 per square foot to retain them. He said Phillips Edison expects it can increase in-line occupancy by another 100 basis points over time and lift anchor occupancy by 50 to 60 basis points by year-end. The company reported lower-than-expected bad debt of about 70 basis points of revenue in the quarter and reduced its full-year bad-debt outlook. Management now expects bad debt for 2026 to be in line with or slightly better than 2025. FFO, NOI and Balance Sheet CFO John Caulfield said second-quarter NAREIT FFO rose to $93.7 million, or $0.67 per diluted share, while Core FFO increased to $95.5 million, or $0.69 per diluted share. Same-center NOI rose 3.8%, primarily because of higher average rents and economic occupancy. Phillips Edison raised its full-year 2026 guidance for NAREIT FFO per share, Core FFO per share and same-center NOI growth. At the midpoint, the updated outlook implies 6.3% growth in NAREIT FFO per share from 2025, 6.2% growth in Core FFO per share and 3.7% same-center NOI growth. Caulfield said the increased FFO outlook reflects strong first-half operations and healthy tenant credit trends. However, he noted that asset sales occurring ahead of reinvestment in acquisitions create a short-term cash-flow gap, while positioning the company for growth in 2027. The company ended the quarter with $857 million of liquid...